Hello, I am trying to renovate a 700 sqft 1BR pre-war coop, and we are on a budget. I have been working with an architect, but reading the posts on this site, I realize that many people with similar size of work (new floor, new paint, closet/doorway reconfiguration, new kitchen, expose ceiling beams) would not necessarily hire architects/designers (and just hire a contractor). Now I am wondering... [more]
Hello,
I am trying to renovate a 700 sqft 1BR pre-war coop, and we are on a budget. I have been working with an architect, but reading the posts on this site, I realize that many people with similar size of work (new floor, new paint, closet/doorway reconfiguration, new kitchen, expose ceiling beams) would not necessarily hire architects/designers (and just hire a contractor).
Now I am wondering how that would work, since I was just told by a GC that I asked for an estimate, that he can't give me an estimation because the drawing that my architect made wasn't detailed enough (didn't specify number/location of electricity switches, etc). I spoke to another architect, who explained to me that you must have a detailed construction plan prior to the bidding process. If you didn't have an architect or a designer in the first place, how would you get the estimates from the contractors??
I guess each GC has different requirements for estimation, but what is the general process (if you wish to work with a GC directly)? Please advice!
thank you
[less]
Response by pistachio
almost 13 years ago
Posts: 16
Member since: Feb 2010
hello again,
I guess what I don't understand is this: who draws the blueprint if you don't have an architect/designer? If you work directly with a GC, does that mean you build without a blueprint? Or would the GC step in and prepare the blueprint in that case? What about the paper work for the board approval? Primer? ...thank you
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Response by Primer05
almost 13 years ago
Posts: 2103
Member since: Jul 2009
Pistachio,
70% of the projects we do (I would think its the same for other contractors) do not have an architect or designer.
You might not need a blueprint at all. I would be happy to help you if you would like
You can call me at 646-436-3942 or email primerenovationsnyc.com
Make a written scope of work list -- for example:
- sand and refinish all wood flooring throughout
- skim coat and paint entire apartment in owner's choice of colors
- demolish existing kitchen cabinets, appliances, and fixtures
- patch all surfaces as required following demolition
- install new kitchen cabinets, appliances, and fixtures at existing locations
- replace plumbing back to riser as per building requirements
- comply with all building rules, requirements, and super's instructions
- all work to be completely finished and functional upon completion
- etc.
Include a floor plan with basic room dimensions (what you'd expect from a sales listing), and do walkthroughs so contractors can see the space and ask questions before bidding.
Depending on what you are planning, the contractor's written proposal (which should largely regurgitate your written scope) could well be sufficient to achieve building approval.
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Response by pistachio
almost 13 years ago
Posts: 16
Member since: Feb 2010
Thanks for your response Primer! I would hire you without hesitation if we weren't on a budget (I know you hate to hear ppl saying this all the time,.. sorry!). But I am thinking of finding a GC who has a smaller business. The GC I spoke to yesterday told be that his company usually handles larger projects, and therefore the pricing is structured in a way that smaller projects gets more expensive. I think your company is bigger than his..
Uptown, I appreciate your input! It's true that I hired a designer because I thought I needed one to prepare the floorplan for the board approval. Now I see that floorplan does not equal blueprint. Thank you!
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Response by gcondo
almost 13 years ago
Posts: 1111
Member since: Feb 2009
pistachio - new york french contractor. a reasonable and talented man who will respect your budget.
I appreciate what you are saying. The day I find a client that does not have a budget is the day I will retire. We do all sorts of projects some large some not so large. We do this on a daily basis. I cannot take on all the small projects but I do enjoy doing them from time to time. Everyone is on a budget and they should be. I think our prices might surprise you
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Response by flarf
almost 13 years ago
Posts: 515
Member since: Jan 2011
Highly recommend gcondo's suggestion. I recently spoke with about a half dozen contractors for a project and Jean-David was among the most impressive, and highly competitive on price.
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Response by estimator
almost 13 years ago
Posts: 77
Member since: Nov 2011
Most of the GC doesn't want to give breakdowns they dont want you the compare apple to apple.
But this is not rocket science.
Make sure GC's has everything on the drawings and on your mind and let them write on their proposal.
let me know if you need to see a sample.
good luck
estimator
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Response by Primer05
almost 13 years ago
Posts: 2103
Member since: Jul 2009
Estimator,
With all due respect, I completely disagree. I want my proposal to be compared to a proposal that has exactly the same scope of work If I have a proposal for a bathroom and have included waterproofing, a recessed niche and custom shower doors and another contractor does not include those items there is no way I am getting the project. I do not know any contractor who doesn't want to bid apples to apples. Did you use the word "don't" by accident?
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Response by estimator
almost 13 years ago
Posts: 77
Member since: Nov 2011
Primer05
i said most
most + others = all
you are one of the other :)
that s is why you are one of the favorite contractor on forum.
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Response by Truth
almost 13 years ago
Posts: 5641
Member since: Dec 2009
estimator: ?
I want my apples all in one basket, delivered without worms.
Don't want apples to rot while I wait for another replacement batch of apples.
Or just for one bad apple that ruins the whole batch.
pistachio: Consider your budget for time and quality, without aggravation and worries.
Primer delivers quality apples, ready to eat, within budget.
hello again,
I guess what I don't understand is this: who draws the blueprint if you don't have an architect/designer? If you work directly with a GC, does that mean you build without a blueprint? Or would the GC step in and prepare the blueprint in that case? What about the paper work for the board approval? Primer? ...thank you
Pistachio,
70% of the projects we do (I would think its the same for other contractors) do not have an architect or designer.
You might not need a blueprint at all. I would be happy to help you if you would like
You can call me at 646-436-3942 or email primerenovationsnyc.com
This is the work we do. www.primerenovationsnyc.com
Make a written scope of work list -- for example:
- sand and refinish all wood flooring throughout
- skim coat and paint entire apartment in owner's choice of colors
- demolish existing kitchen cabinets, appliances, and fixtures
- patch all surfaces as required following demolition
- install new kitchen cabinets, appliances, and fixtures at existing locations
- replace plumbing back to riser as per building requirements
- comply with all building rules, requirements, and super's instructions
- all work to be completely finished and functional upon completion
- etc.
Include a floor plan with basic room dimensions (what you'd expect from a sales listing), and do walkthroughs so contractors can see the space and ask questions before bidding.
Depending on what you are planning, the contractor's written proposal (which should largely regurgitate your written scope) could well be sufficient to achieve building approval.
Thanks for your response Primer! I would hire you without hesitation if we weren't on a budget (I know you hate to hear ppl saying this all the time,.. sorry!). But I am thinking of finding a GC who has a smaller business. The GC I spoke to yesterday told be that his company usually handles larger projects, and therefore the pricing is structured in a way that smaller projects gets more expensive. I think your company is bigger than his..
Uptown, I appreciate your input! It's true that I hired a designer because I thought I needed one to prepare the floorplan for the board approval. Now I see that floorplan does not equal blueprint. Thank you!
pistachio - new york french contractor. a reasonable and talented man who will respect your budget.
find contact info in this thread:
http://streeteasy.com/nyc/talk/discussion/22675-need-a-reliable-reasonable-contractor
pistachio,
I appreciate what you are saying. The day I find a client that does not have a budget is the day I will retire. We do all sorts of projects some large some not so large. We do this on a daily basis. I cannot take on all the small projects but I do enjoy doing them from time to time. Everyone is on a budget and they should be. I think our prices might surprise you
Highly recommend gcondo's suggestion. I recently spoke with about a half dozen contractors for a project and Jean-David was among the most impressive, and highly competitive on price.
Most of the GC doesn't want to give breakdowns they dont want you the compare apple to apple.
But this is not rocket science.
Make sure GC's has everything on the drawings and on your mind and let them write on their proposal.
let me know if you need to see a sample.
good luck
estimator
Estimator,
With all due respect, I completely disagree. I want my proposal to be compared to a proposal that has exactly the same scope of work If I have a proposal for a bathroom and have included waterproofing, a recessed niche and custom shower doors and another contractor does not include those items there is no way I am getting the project. I do not know any contractor who doesn't want to bid apples to apples. Did you use the word "don't" by accident?
Primer05
i said most
most + others = all
you are one of the other :)
that s is why you are one of the favorite contractor on forum.
estimator: ?
I want my apples all in one basket, delivered without worms.
Don't want apples to rot while I wait for another replacement batch of apples.
Or just for one bad apple that ruins the whole batch.
pistachio: Consider your budget for time and quality, without aggravation and worries.
Primer delivers quality apples, ready to eat, within budget.